Commissioning is a structured quality assurance process that verifies building services systems are installed, tested, and operating in line with the design intent and the owner’s operational requirements. A Commissioning Plan defines the methodology, scope, responsibilities, testing procedures, and documentation requirements for this process. It typically applies to HVAC, domestic water systems, controls, lighting, fire protection systems, and energy management systems. The commissioning process ensures systems transition from installation to full operational functionality, meeting performance standards and regulatory expectations.

Activities usually begin during the design stage and continue through installation, equipment start-up, functional testing, and final handover. The Commissioning Plan forms part of the broader project quality management and testing documentation. It supports project handover and contributes to Operations and Maintenance (O&M) manuals and building logbooks. By providing structured verification, testing, and documentation, commissioning ensures that building systems operate safely, efficiently, and reliably over their lifecycle, while giving owners confidence in system performance from day one.

What is a Commissioning Plan?

The purpose of a commissioning plan is to define how the commissioning process will be implemented on a project. The document establishes the procedures that will be followed to confirm that installed building services systems operate in accordance with the design intent, applicable standards and the owner’s project requirements.  Commissioning is not limited to final testing at project completion. Good practice guidance across multiple international standards recognises that commissioning should be considered from the early design stages through to building operation.

Typically, the commissioning plan will:

• Identify the systems and equipment that require commissioning
• Define the tests and inspections required
• Establish the roles and responsibilities of the commissioning team
• Set out the programme and sequencing of commissioning activities
• Define the documentation and records required for verification

The plan provides a structured framework that enables designers, contractors and commissioning specialists to coordinate activities and ensure systems are commissioned in the correct sequence.

Typical Structure of a Commissioning Plan

Commissioning plans should to include the following sections to ensure completeness:

• Project Overview: providing a summary of the project, including the building description, project scope and commissioning objectives. It also identifies the building systems included within the commissioning scope.
• Roles and Responsibilities: Commissioning activities typically involve several parties including designers, installing contractors, commissioning specialists and client representatives. The commissioning plan should clearly define the roles and responsibilities of each party and identify the individual responsible for coordinating commissioning activities.
• Pre-Commissioning Activities: Pre-commissioning activities are undertaken before systems are operated under normal conditions. These activities generally include installation inspections, equipment start-up checks, pressure testing, flushing and cleaning of pipework systems, and calibration of sensors and instrumentation. These activities help confirm that systems are correctly installed and safe to proceed to functional testing.

• Commissioning and Functional Testing: Functional commissioning tests are undertaken to verify that systems operate in accordance with the design intent and specified performance criteria.  Typical tests may include airflow measurement and balancing, water flow balancing, verification of system temperatures and pressures, control system integration testing and validation of safety interlocks.  Testing procedures should be clearly documented within the commissioning plan and supported by appropriate test sheets and records.
• Documentation and Records: The commissioning plan should identify all records required to demonstrate successful system commissioning. These typically include commissioning test sheets, balancing reports, start-up records, system performance data and equipment certification documentation.
• Training, Handover and Seasonal Commissioning: Commissioning plans can include provisions for operator training and system handover. Training ensures that building operators understand how to safely operate and maintain the installed systems.

In some cases, commissioning plans also include seasonal commissioning activities to verify system performance during both heating and cooling seasons. Post-occupancy system tuning may also be undertaken to optimise building performance under real operating conditions.  This can also be provided as a separate Building Tuning Plan (insert link to TN)

Applicable Regulations and Standards

Although commissioning practices are broadly similar internationally, the standards and guidance referenced in commissioning plans vary by region.

United Kingdom

Commissioning of building services is typically undertaken in accordance with guidance produced by the Chartered Institution of Building Services Engineers (CIBSE) and the Building Services Research and Information Association (BSRIA), such as:

• CIBSE Commissioning Code M – Commissioning Management
  
• CIBSE Commissioning Code A – Air Distribution Systems
  
• CIBSE Commissioning Code W – Water Distribution Systems
  
• CIBSE Commissioning Code C – Automatic Controls
  
• CIBSE Commissioning Code L – Lighting Systems
• BG 2 – Commissioning Water Systems
• BG 8 – Model Commissioning Plan
• BG 29 – Pre‑Commission Cleaning of Pipework Systems
• BG 49 – Commissioning Air Systems

In addition, Approved Document L (Section 8) specifies that a commissioning plan should be produced, detailing which systems will be tested and how, and that a commissioning notice must be submitted to the building control body confirming the plan has been followed and performance meets design intent.

Australia / New Zealand

In Australia  / New Zealand commissioning of building services is typically addressed through a combination of regulatory requirements, industry guidance, and standards that ensure systems meet design intent, operate efficiently, and comply with energy performance obligations.

Regulatory Framework

• The National Construction Code (NCC), particularly Volume One (commercial) and Volume Two (residential), establishes mandatory requirements for system performance, energy efficiency, and occupant comfort. Compliance with the NCC often relies on verification of system performance, which in turn requires structured commissioning processes.
  
• In New Zealand, the New Zealand Building Code (NZBC) sets out similar requirements for building systems, including energy efficiency, ventilation, and safety. Commissioning is used to demonstrate that the building’s mechanical, electrical, and control systems meet the NZBC performance requirements.
  

Industry Guidance

• The Australian Institute of Refrigeration, Air Conditioning and Heating (AIRAH) publishes a range of guidance documents covering HVAC commissioning best practice, such as: 
  • DA27 – Building Commissioning
    
  • DA28 – Building Management and Control Systems (BMCS)
  • DA04 – Air System Balancing – in HVAC
  • DA24 – Hydronic System Balancing – in HVAC 

Standards and Specifications

• Commissioning is further guided by relevant Australian Standards (AS) and joint Australian/New Zealand Standards (AS/NZS). Commonly referenced standards include:
  
  • AS/NZS 3666 – Air-handling and ventilation systems (hygienic operation and performance verification)
    
  • AS/NZS 4645 – Heating, ventilation, and air-conditioning systems for energy efficiency
    
  • AS/NZS ISO 50001 – Energy management systems, relevant where commissioning supports operational energy monitoring
    

Canada

In Canada, commissioning guidance is typically provided through:

• ASHRAE commissioning standards and guidelines:
  • ASHRAE Guideline 0 – The Commissioning Process 
  • ASHRAE Guideline 1.1 – HVAC&R Technical Requirements for the Commissioning Process
    
• CSA commissioning guidance: CSA Z320 – Building Commissioning
  
• National Building Code of Canada (NBCC) and Provincial building codes and energy performance requirements
  

Enhanced commissioning is frequently required for projects pursuing sustainability certifications such as Canada Green Building Council programs.

Commissioning plans are commonly required to demonstrate system performance and energy efficiency compliance for large commercial and institutional buildings.

Integration with Project Handover Documentation

The commissioning plan forms a key component of the overall project information and handover documentation set. Commissioning records should be integrated with:

• Operations and Maintenance (O&M) manuals
  
• Building logbooks
  
• Asset registers
  
• system schematics and record drawings
  

This information enables building operators to understand system performance and maintain equipment throughout the building lifecycle.

Conclusion

Commissioning plans play a critical role in ensuring that building services systems operate safely, efficiently and in accordance with the design intent. By establishing a structured commissioning process early in the project lifecycle, designers and contractors can improve system reliability, reduce operational issues and support long-term building performance.

Although the specific standards vary between jurisdictions such as the United Kingdom, Australia, New Zealand and Canada, the fundamental principles of commissioning remain consistent: verify installation quality, confirm operational performance and provide clear documentation for building operators.

A well-developed commissioning plan therefore forms an essential component of effective project delivery and successful building handover.

Outsourcing Technical Documentation

For contractors and project managers, technical authoring of commissioning plans often presents a significant challenge due to time pressure, technical expertise and the need to focus on on-site duties. Outsourcing to specialist technical writing experts becomes invaluable in these situations to ensure that documentation is accurate, concise, delivered on time and cost effective.

Why Choose Dewick & Associates?

Dewick & Associates’ team are fully knowledgeable in the stringent requirements of local regulations and contractual requirements associated with construction documentation.  By choosing to outsource to us, contractors achieve three key advantages:

• Technical Knowledge: our in-house Chartered Engineers (CIBSE CEng / CPEng. Mech MIEAust) and Technical Writing Team technically author all of our O&M Manuals.  This professional expertise is crucial for accurately translating complex installation drawings / schematic / technical data into clear, concise and accurate documentation.
• Time & Cost Efficiency: freeing up expensive on-site management time.
• Guaranteed Compliance: delivering the complete, verified document necessary for timely Practical Completion and successful handover.
• Complete handover package: proactive document management and early-stage compilation throughout the project lifecycle, preventing last-minute information scrambles and reducing the risk of delays to Practical Completion.

We are able to transform complex, fragmented site data into an accessible, auditable, and high-quality documentation for your project handover.

Coupled with providing fully comprehensive construction documentation, including Building Handover Manuals, O&M Manuals, Health & Safety Files and Regulation 38 Files, CIBSE TM31 Logbooks complete the mandatory documentation provision at handover for your projects. Outsource this to the experts so you can concentrate on the pressing onsite works to complete the project to the high standard required.